HENLLYS BACH, LLANBEDROG, PWLLHELI, LL53 7PG - £515,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

HENLLYS BACH is a large extended detached house of 146m², built sometime between 1900 and 1929, which could now be worth an estimated £495,236. It was last sold for £515,000 in October 2022, which was around 64% above the average October 2022 detached price in the Gwynedd local authority area. The most recent EPC inspection was April 2022, where the current energy rating was E, and the potential energy rating was D.

HENLLYS BACH Sold Prices

Land registry data shows two sales for HENLLYS BACH since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Gwynedd local authority area for the corresponding sale date. Both of the two HENLLYS BACH sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2022 7 OCT	£515,000	£313,580	64% above HPI
1995 22 SEP	£72,000	£60,029	20% above HPI

HENLLYS BACH Price Paid vs. HPI Average

The below graph shows the average detached house price in the Gwynedd local authority area over time, sourced from the HPI. The two HENLLYS BACH sales from September 1995 and October 2022 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the September 1995 sale was for 20% above the HPI. So the extrapolation line tracks at 20% above the HPI over time, until the October 2022 sale, where it rises to 64% above the HPI. The line then continues to track at 64% above the HPI.

What might HENLLYS BACH be worth now?

HENLLYS BACH might now be worth an estimated £495,236.

This is based on house price deflation of 3.8%, between October 2022 and February 2025, for detached houses, in the Gwynedd local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.8% deflationary decrease is applied to the most recent sale price for HENLLYS BACH of £515,000 on 7th October 2022. For the value to have decreased from £515,000 to £495,236 over the three years and eight months to February 2025, the following assumptions must hold true:

• The value of HENLLYS BACH has moved in line with the HPI for detached houses in the Gwynedd local authority area.
• The October 2022 sale price of £515,000 represented a fair market value for the property.
• The size, condition, and specification of HENLLYS BACH has not materially changed since October 2022.

How Large is HENLLYS BACH?

HENLLYS BACH is 146m², which includes one extension, according to the EPC inspection conducted in April 2022. This puts it in the largest 30% of detached houses houses in Llanbedrog, based on EPC data. The below chart shows the distribution of detached houses houses by size in Llanbedrog, and where HENLLYS BACH lies on this distribution: 74% of detached houses houses are smaller than HENLLYS BACH, and 24% of houses are larger. Note that EPC data is not available for all properties in Llanbedrog.

HENLLYS BACH: Plot and Title Map

HENLLYS BACH sits on a plot of roughly 0.676 of an acre, or 2,737m². The below map shows the location of HENLLYS BACH, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of HENLLYS BACH). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is HENLLYS BACH?

HENLLYS BACH is located in LLANBEDROG, in the LL53 postcode district. The below map shows the position of HENLLYS BACH in LLANBEDROG.